thingtolookat.Slopinglandcanbeahugeproblem,
with Mansour suggesting that the cost of developing
theseeasementsmightbeenoughtoendyourduplex
dream, especially if you’re inexperienced.
“Sewereasementscanbebuiltoverbutcouldcost
anywhere from $2000 to $15,000, depending on their
location,” he says. “Stormwater easements are a problem.
Youcan’tbuildontopofcertaineasementsandyou
have to stay a certain distance from them, usually 1.5m,
but this varies.”Construction
When it comes to construction, the process may involve
a full or partial demolition and reconstruction of your
existingdwelling,whichifyouhavetorebuildakitch-
en and bathroom – the most expensive rooms in the
house–canbeextremelycostlyinitself.
Mansour says that depending on size, the construc-
tionofaduplexinSydneywillvaryfrom$750,000to
$850,000 for a standard brick veneer construction,
excluding pre-development costs. It’s a significant cost
tobearupfrontbeforeanycapitalgainsarerealised,so
it’ssomethingyou’llhavetofactorintoyourbudget.
Additional costs to consider include landscaping and
architectural design.
“Other things to look out for would be large trees,
which may not be approved for removal and could affect
design,” says Mansour.
“Costs can keep going up, depending on quality and
finishes. Aim for a minimum of four bedrooms, good-
size kitchen and living areas.”MProcess
To be able to build a duplex, your property must have
the correct zoning and has to comply with the council’s
minimum standards, so it pays to work with an architect
whocanpotentiallyorganisetheentireprojectforyou
bydrawinguptheplans,seekingtherelevantcouncil
approval and engaging the required consultants, such
as a property surveyor, engineer or landscape designer.
Although there might be cheaper alternatives,
Georgiev says that hiring an architect is important to
ensure that your development is built well. The quick
andeasyapproachmarketedbycertaindevelopers
mightsoundappealingbutcanpresentyouwithahost
of problems down the track.
“Poor quality can provide unwanted and disappointing
ongoingcosts.Currentapproachestoprojectdelivery
have short-circuited traditional architect-administered
building contract checks and balances,” says Georgiev.
“Bewareofthe‘packagedeal’or‘offtheplan’.Thereis
every point in engaging in a process that delivers value
formoneybybeinginvolvedintheprocess,fromthetime
ofsettingabrieftothetimeoflivinginyourdwelling.”
Beforeyouevenbegintobuildyourduplex,youshould
expecttofacearangeoflargecosts.Mansoursaysthe
pre-development phase will cost roughly $20,000 to
$40,000, which includes council application fees, long
service levies, damage deposits and other costs.
Easements
If you’re wondering if your block is appropriate for
duplex, sewer and stormwater easements are the first
PROPERTYDEVELOPING
FACT
FILE- There are different
typesofheritage
properties with
different rules and
regulations. Complete
demolition of a heritage
property is not normally
permitted, so be sure
to discuss heritage or
character limitations
with your architect. - If your duplex
isgoingtobean
investment property,
Gavin Mansour says
to consider feng shui
design principles. This
mightappealtothe
large Chinese investor
market in Australia.